City of Apopka Planning Commission — August 11, 2026 (Agenda)

Meeting Overview

Type: Regular Meeting Location: Apopka City Hall Commission Chambers; live-streamed on the City of Apopka YouTube channel Quorum: [not applicable — meeting not yet held as of this harvest] Duration: [not applicable]

Attendance

Present: [not available — agenda document; meeting scheduled for August 11, 2026]
Absent: [not available]
Staff Present: [not available. Amer Hamza is listed as project manager on the special exception; Luke Classon, P.E. is the applicant's engineer on both ordinances]

Agenda Items

Item 1: Election of Officers — Vice-Chairperson

Type: Other (procedural)
Request: Election of a Vice-Chairperson
Action: Scheduled for consideration
Notable Discussion: The Vice-Chair seat is vacant because Robert Ryan, elected Vice-Chairperson on January 13, 2026, moved up to Chairperson following William Gusler's resignation announced June 9, 2026. Ryan chaired the July 14, 2026 meeting.

Item 2: Approval of Minutes — July 14, 2026

Type: Other (procedural)
Action: Scheduled for consideration

Item 3: Special Exception — 107 N. Central Avenue

Type: Special Exception
Location: 107 N. Central Avenue
Parcel ID: 09-21-28-1972-02-192
Applicant: Johnny Navarro (owner: Johnny Navarro)
Request: Special Exception Use Permit to allow an Accessory Dwelling Unit in the MU-D (Mixed-Use Downtown) zoning district
Current Zoning: MU-D (Mixed-Use Downtown); Future Land Use Residential Low; existing use single family home
Acreage: 0.21 +/- acres
Project Manager: Amer Hamza
Staff Recommendation: Approve
Action: Scheduled for consideration (quasi-judicial)
Notable Discussion: The staff report records all four adjacent directions as Residential Low future land use, MU-D zoning, single family residences.

Item 4: Ordinance No. 3164 — Future Land Use Amendment — Kelly Park Road Commercial

Type: Comprehensive Plan Amendment (FLU)
Case Number: Ordinance No. 3164
Location: East of Effie Drive and north of Kelly Park Road
Parcel IDs: 12-20-27-0000-00-016, 12-20-27-0000-00-017, 12-20-27-0000-00-018
Applicant: Luke Classon, P.E. (owner: Effie Road Holdings, LLC)
Request: Change Future Land Use from County Rural to Mixed-Use
Current Zoning: County A-1 (Citrus Rural); existing use vacant
Proposed Zoning: [not stated on the agenda — Future Land Use amendment only]
Acreage: 3.48 +/- acres
Density: Maximum 10 dwelling units per acre (15 with bonus)
Intensity: Minimum 0.1 to maximum 0.75 floor area ratio (1.0 with a bonus)
Action: Scheduled for consideration (legislative)

Item 5: Ordinance No. 3170 — Future Land Use Amendment — Twin Fountains Commercial

Type: Comprehensive Plan Amendment (FLU)
Case Number: Ordinance No. 3170
Location: East of Plymouth Sorrento Road and south of Kelly Park Road
Parcel ID: 18-20-28-0000-00-065
Applicant: Luke Classon, P.E. (owner: Effie Road Holdings, LLC)
Request: Change Future Land Use from Residential Very Low Suburban to Mixed-Use
Current Zoning: AG (Agriculture); existing use vacant
Proposed Zoning: [not stated on the agenda — Future Land Use amendment only]
Acreage: 5.09 +/- acres
Density: Minimum 7.5 to maximum 20 dwelling units per acre (25 with bonus)
Intensity: Minimum 0.15 floor area ratio
Action: Scheduled for consideration (legislative)

Item 6: Items for Discussion — Land Development Code Workshop Scope

Type: Other (discussion)
Request: Set the agenda for the Land Development Code workshop to follow the conclusion of Planning Commission items on September 8, 2026
Action: Scheduled for discussion
Notable Discussion: Three topics are listed for the workshop: (1) data center definitions, per member Ryan; (2) open spaces; (3) commercial development. The workshop itself was authorized by unanimous vote on July 14, 2026.

Public Hearings Summary

[Not applicable — agenda document. Items 3, 4 and 5 are noticed public hearings. Speakers must file an Intent to Speak form with the City Clerk before the meeting; each speaker is allotted three minutes, per Resolution No. 2025-19. The three-minute allotment is a reduction from the four minutes stated on the June 9 and July 14, 2026 agendas.]

Key Signals

Data center definitions reach a second Central Florida planning agenda. The workshop scope for September 8, 2026 opens with "Data center definitions per member Ryan." Minneola's Ordinance 2026-05 (Data Centers), heard June 1, 2026, was the corpus's first explicit data center text amendment, coded in the window between Governor DeSantis signing SB 484 on May 7, 2026 and its July 1 effective date. Apopka's is a different species: board-initiated by a sitting member rather than staff- or applicant-driven, and scoped as a code workshop rather than a filed ordinance. The distinction matters for anyone tracking whether pre-emptive data center coding is propagating across jurisdictions — this is a second city putting the term on a published planning agenda, but not yet a second text amendment.
The open-space fight Apopka lost to SB 180 in May 2025 is back on the table. "Open spaces" is topic two of the September workshop. On May 13, 2025 the city's own attorney advised that raising open space to 30% could constitute a "more restrictive or burdensome" land development regulation barred by SB 180 through October 1, 2027, and Commissioner Dumey cast the lone dissent on the comprehensive plan rewrite over exactly that. The board is now scoping a change it may not be able to adopt for another fourteen months, and Dumey moved to open the workshop.
One owner is assembling both sides of Kelly Park Road on a single docket. Effie Road Holdings, LLC brings two separate Future Land Use amendments — 3.48 acres north of Kelly Park Road at Effie Drive, and 5.09 acres south of Kelly Park Road at Plymouth Sorrento Road — with the same engineer, Luke Classon, P.E., who carried Pulte's Ondich North large-scale amendment. Both convert to Mixed-Use. Together they add 8.57 acres of mixed-use entitlement flanking the approach to the SR-429 interchange where Wyld Oaks' 304 acres already sit.
Twin Fountains proposes the densest residential designation in the Apopka record outside the Wyld Oaks overlay. Its 7.5 to 20 dwelling units per acre, bonusing to 25, converts land currently designated Residential Very Low Suburban and zoned Agriculture. The two parcels are not equivalent: the Kelly Park Road Commercial parcel tops out at 10 units per acre, the Twin Fountains parcel starts at 7.5 and reaches 25. A minimum density floor of 7.5 units per acre on former agricultural land is a policy instrument, not a market outcome.
A third consecutive accessory dwelling unit request, this one downtown. 107 N. Central Avenue seeks an accessory unit on a 0.21-acre single-family lot in the Mixed-Use Downtown district, surrounded on all four sides by single-family homes also zoned MU-D. Following 1030 E. Sandpiper Street in July, this is the second special exception for an accessory unit in consecutive months. Apopka is absorbing infill housing demand parcel by parcel through discretionary permits rather than by amending the code — which is precisely what the September workshop could change.

Raw Notes

Agenda document only; the meeting is scheduled for August 11, 2026 and had not occurred as of this harvest on August 8, 2026. Action, vote, conditions and discussion fields are necessarily absent. Minutes for this meeting will appear in the front pages of the September 8, 2026 agenda packet, which is not yet published — CivicClerk event 1517 / agendaId 1328 exists with zero published files.
The SITE PLANS section of this agenda is empty. This is the first Apopka docket in the harvested record with no site plan item.
The agenda's public participation notice reduces speaker time to three minutes from the four minutes stated on the June 9 and July 14, 2026 agendas; both cite Resolution No. 2025-19.
The agenda's boilerplate refers variously to addressing "the Council" and "the Planning Commission," and to "City Council Chambers" in the invocation notice while the header gives "Apopka City Hall Commission Chambers."
Both Effie Road Holdings ordinances are Future Land Use amendments only. Apopka's standard practice pairs each FLU amendment with a companion rezoning ordinance; no companion rezonings for 3164 or 3170 appear on this agenda, so the zoning half of both conversions should be expected on a later docket.
Source: agenda PDF, CivicClerk apopkafl, agendaId 1326, fileId 4232. Staff report for the 107 N. Central Avenue special exception from the same meeting's agenda packet, fileId 4233.

Apopka Planning Commission — August 11, 2026 agenda